3710 Inverrary Dr Unit 2g · Lauderhill, FL 33319

$109,900

1 bd · 2.0 ba · 800 sqft · Condo public records · 97 Days on market

Built 1973 $435/mo HOA · 26% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* * HUGE PRICE IMPROVEMENT! $3000 seller credit toward closing costs or interest rate buy down * * RENT TO OWN AVAILABLE! Largest 1 bedroom, 1.5 bath condo in desirable International Village, ideally located steps from the clubhouse and community amenities. This well maintained unit features garden and tennis court views from a fully tiled screened patio that extends the living space. Interior highlights include tile flooring throughout, remodeled kitchen and bathrooms, fresh interior paint, and three ceiling fans. Spacious and move in ready. International Village offers resort style amenities and beautifully maintained grounds. HOA requires a minimum 670 credit score and $40,000 annual i

Key facts

• Remodeled kitchen
• Tennis court views
• Garden views

Tags

• GARDEN VIEWS
• TENNIS COURT VIEWS
• FULLY TILED SCREENED PATIO
• REMODELED KITCHEN
• REMODELED BATHROOMS
• RESORT STYLE AMENITIES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Community amenities include clubhouse, fitness center, indoor pool, pool, tennis courts, jogging path, laundry, parking, manager on site, maintenance, security, library, lobby, community room, recreation facilities, handball, kitchen facilities, trash chute, maintained community, and manager/management services; Association pays insurance, grounds maintenance, pest control, security, sewer, water, common area maintenance, elevator, reserve funds, roof repairs, and recreation facility maintenance

Exterior

• Parking: 1 open/guest parking space
• Security: Security gate; Security patrol
• Utilities: Public water; Public sewer; 150 Amp electric service; Cable available; Electricity connected
• Home design: Condominium; Two levels; Resale condition; Entry on level 1; Faces south
• Construction: Built with CBS construction; Shingle roof; Block foundation; 4-story building
• Exterior features: Screened patio; Patio; No other structures; Paved road frontage; Publicly maintained road; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $75 ($904/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.3% in Lauderhill — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#139 in FL, #2,059 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, employment D, amenities F.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.4%/yr); 821 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 34% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 7227% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.43×
• Total profit: $-17,570
• Equity at exit: $16,386

10-year hold

• IRR: -21.6%
• Equity multiple: 0.13×
• Total profit: $-26,680
• Equity at exit: $9,502

Cash invested: $30,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33319

• Rents YoY: -1.4%
• Active inventory: 821
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$576
• Tax from tax record: −$183 /mo · $2,199/yr
• Insurance: −$46
• HOA: −$435
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $75

Break-even live

Break-even rent $1,570

Max offer price $109,900

Occupancy floor 90%

Sensitivity live

Price	-10% $138	-5% $106	+0% $75	+5% $44	+10% $13
Rent	-10% $-56	-5% $10	+0% $75	+5% $141	+10% $207
Rate	-1.0pp $131	-0.5pp $103	base $75	+0.5pp $47	+1.0pp $18

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	15d	2	0.02mi
3710 Inverrary Dr Unit 2S Lauderhill, FL	1.0	1.5	1000	$2,099	$2.10	5d	1	0.03mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,450	$1.49	25d	3	0.08mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	6d	3	0.09mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	11d	5	0.11mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	20d	2	0.15mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	3d	3	0.15mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	14d	3	0.15mi
3740 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,500	$1.87	19d	3	0.16mi
3730 Inverrary Dr Unit 1D Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	25d	1	0.19mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	20d	1	0.21mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	15d	2	0.22mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	8d	3	0.22mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	21d	1	0.25mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	25d	1	0.25mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	2d	1	0.25mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	25d	1	0.28mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	8d	3	0.28mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	18d	2	0.28mi
4154 Inverrary Dr #407 Lauderhill, FL	2.0	2.0	972	$1,800	$1.85	11d	1	0.29mi
4154 Inverrary Dr #206 Lauderhill, FL	1.0	1.5	783	$1,575	$2.01	3d	1	0.29mi
4154 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	877	$1,250	$1.42	25d	2	0.29mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	25d	2	0.29mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1108	$2,100	$1.90	18d	2	0.30mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1044	$2,100	$2.01	8d	2	0.30mi
4156 Inverrary Dr Lauderhill, FL	2.0	2.0	993	$2,200	$2.22	25d	4	0.30mi
4156 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	899	$1,625	$1.81	8d	3	0.30mi
4158 Inverrary Dr #202 Lauderhill, FL	2.0	2.0	1116	$2,200	$1.97	4d	1	0.30mi
4174 Inverrary Dr #811 Lauderhill, FL	1.0	1.5	783	$1,550	$1.98	25d	1	0.33mi
4174 Inverrary Dr #903 Lauderhill, FL	2.0	2.0	972	$1,700	$1.75	21d	1	0.33mi
4174 Inverrary Dr #1004 Lauderhill, FL	2.0	2.0	972	$1,750	$1.80	25d	1	0.33mi
4174 Inverrary Dr #401 Lauderhill, FL	2.0	2.0	1116	$2,100	$1.88	25d	1	0.33mi
4174 Inverrary Dr #303 Lauderhill, FL	2.0	2.0	972	$1,675	$1.72	13d	1	0.33mi
4174 Inverrary Dr #907 Lauderhill, FL	1.0	1.0	675	$1,500	$2.22	25d	1	0.33mi
4176 Inverrary Dr #110 Lauderhill, FL	2.0	2.0	972	$2,000	$2.06	25d	1	0.34mi
4164 Inverrary Dr #102 Lauderhill, FL	2.0	2.0	1120	$2,200	$1.96	15d	1	0.35mi
4164 Inverrary Dr #806 Lauderhill, FL	1.0	1.5	783	$1,600	$2.04	25d	1	0.35mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	3d	1	0.39mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	2d	2	0.39mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	25d	2	0.39mi

HOA detail condo

• Monthly dues: $435 · $5,220/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $109,900 Active 97 DOM
2. 2026-06-17
   days on market $109,900 Active 96 DOM
3. 2026-06-16
   days on market $109,900 Active 95 DOM
4. 2026-06-15
   days on market $109,900 Active 94 DOM
5. 2026-06-13
   pricedays on market $109,900 Active 92 DOM
6. 2026-06-09
   days on market $110,000 Active 88 DOM
7. 2026-06-08
   days on market $110,000 Active 87 DOM
8. 2026-06-07
   pricedays on market $110,000 Active 86 DOM
9. 2026-06-04
   days on market $115,000 Active 83 DOM
10. 2026-06-03
    days on market $115,000 Active 82 DOM
11. 2026-06-02
    days on market $115,000 Active 81 DOM
12. 2026-06-01
    days on market $115,000 Active 80 DOM
13. 2026-05-31
    days on market $115,000 Active 79 DOM
14. 2026-05-12
    price $115,000
15. 2026-04-25
    listed $1,500
16. 2026-04-13
    price $115,900
17. 2026-03-13
    historical $1,500
18. 2026-03-12
    listed $119,900 Active
19. 2026-02-23
    listed $1,500
20. 2022-05-18
    soldstatus $120,500
21. 2004-07-20
    soldstatus $65,000
22. 1980-08-01
    soldstatus $58,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,199 · $183/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,986
• − Mortgage interest: −$6,156
• − Property taxes: −$2,199
• − Insurance: −$550
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − HOA: −$5,220
• − Depreciation: −$3,197
• Taxable loss: −$534
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,032/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Lauderhill

• Score: 79/100
• State rank: #139
• US rank: #2059

Category grades

Amenities F Commute A+ Cost of living A+ Crime C Employment D Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lauderhill, FL
• County: Broward County · 1,963,430 people
• City population: 62,807
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,450
• Household income: $58,388
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 2809.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 61% Hispanic / Latino 17% White 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 13% Romanian 1% Italian 1%
• Foreign-born: 46% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 15% French/Haitian/Cajun 15% Other Indo-European 2%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.84%
• Current HPI: 328.4307
• Rent YoY: ▼ -1.38%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+96.6% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $115,000 Beaches MLS
• 2026-04-25 Listed for Rent $1,500 RMLSFL
• 2026-04-13 Price Changed $115,900 Beaches MLS
• 2026-03-13 Rental Removed $1,500 GFLMLS
• 2026-03-12 Listed $119,900 Beaches MLS
• 2026-02-23 Listed for Rent $1,500 GFLMLS
• 2022-05-18 Sold (Public Records) $120,500 Public Records
• 2004-07-20 Sold (Public Records) $65,000 Public Records
• 1980-08-01 Sold (Public Records) $58,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,199 · +1.1% YoY. Source: county tax records.